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84 Steps And New Elevator Old Residential Areas Are Facing The Problem Of Transformation Choice

Dec 19, 2018

At 10:30 on the morning of December 13, at the 2nd floor of the side gate of No. 20 Taiping Street, South Second Ring Road, Beijing, four workers were digging near the wall on the side of the door of the unit building in the weather of minus four or five degrees. A half-high pit, with red and black pipes in the long pit interspersed. According to the construction workers, this is the pipeline relocation project of the community, involving gas, heating, sewage pipes and so on.


All this is just the first step in adding an elevator to Building 2. According to the staff of the elevator installation engineering headquarters of the community, after the completion of the pipeline relocation, it will enter the elevator installation stage. This building has a 28-year-old six-story building and will greet the elevator for the first time in the second half of next year.


Since the Beijing Municipal Commission of Housing and Urban-Rural Development issued the “Beijing Municipal Plan for the Implementation of Pilot Work for Elevated Elevators for Multi-Storey Residential Buildings in 2016” (hereinafter referred to as the “Program”), the construction of additional elevators in old residential areas has gradually advanced, less than one in the past. During the year, hundreds of “old buildings and new ladders” similar to this began to appear in various areas of Beijing.


According to the data of the Beijing Municipal Construction and Construction Committee, from January to August 2018, 785 new elevator projects were started in Beijing, and 116 were completed. In 2020, the goal was to achieve more than 1,000 elevators in the same year. Correspondingly, according to previous reports from relevant media, Beijing needs 80,000 old buildings with elevators.


According to the economic observation report, many cities such as Guangzhou and Shenzhen are also promoting this process, which is designed to cope with the increasing aging. “The addition of elevators in old buildings not only facilitates residents, but also improves the social pension system based on home-based care. At the same time, it is also one of the ways to improve the quality of existing urban settlements and activate residential stocks.” Song, Associate Dean, School of Architecture, Tianjin University Kun is on the economic observation.


However, due to various reasons, from the coordination of household interests, fund raising to construction and construction mode, there are still a series of node problems in the various links of new elevators in China's old communities.


Song Kun told the Economic Observer that in the practice of installing elevators in residential buildings, because of the influence of lighting and occupying green space, there is often no agreement between neighbors. The addition of elevators in old buildings faces the dilemma of strong demand but slow progress.


Policy promotion


An external elevator is added to the 2nd building of No. 20 Taiping Street. The staff of the elevator engineering headquarters told the reporter that the owner does not need to bear the installation cost of the elevator in the early stage, and only needs to bear the usage fee and maintenance fee after the elevator is running. It is estimated that a six-story household will cost about 100 yuan per month.


Jiang Gui, head of Bei'an Huadian Electric Equipment Group Co., Ltd., which is engaged in the sales and installation of elevators, told the Economic Observer that most of the old communities in Beijing and below are not reserved for the elevator shaft space in the building at the beginning of construction. Elevators have become a more common choice.


Similar to most cities in the country, there are a large number of communities in Beijing that do not have elevators. According to the “Code for Design of Residential Buildings” issued in 1987, there should be elevators for houses with seven floors (including seven floors), so elevators of six floors and below are not installed. It became a common phenomenon in housing construction in the 1980s and 1990s.


A large number of communities lacking elevators is undoubtedly a huge challenge for the aging population: the Beijing Population Blue Book: Beijing Population Development Research Report (December 9), which was jointly released by the Beijing Municipal Party School and the Social Science Literature Publishing House on December 9. 2018) shows: In 2010, the number of elderly people aged 65 and over was 1.709 million, accounting for 8.7% of the total population; in 2017, the number of elderly people aged 65 and over was 2.376 million, accounting for 10.5% of the total population.


The policy is ready to come out. In August 2016, the “Proposal” issued by the Beijing Municipal Housing and Construction Committee put forward a number of rules for the pilot project of adding elevators to old communities. In the 2018 government work report, it also proposed to promote the “village in the city” and the old residential area in an orderly manner, improve the supporting facilities, and encourage the installation of elevators with conditions. Let the residents live a convenient and comfortable life. Guangzhou, Chengdu and other places have previously issued documents for the pilot work of adding multi-storey residential elevators, which is defined as an important livelihood project.


According to the economic observation report, in the one-and-a-half-year period after the promulgation of the rules (2017 to August 2018), more than 1,200 new elevators were opened in Beijing.


Consensus is hard to find


The 84-step ladder is a 72-year-old Wang Chen (pseudonym) who picks up his granddaughter every day and buys food.


Wang Chen told reporters: "The old house is narrow and narrow, and the legs and legs are really inconvenient. Sometimes the small trailers are loaded with more clothes, and they can only move upstairs step by step. People who are rushing up and down the stairs are even more afraid. If you are squatting, you will try to avoid going up and down the stairs. There are people who are worried about moving things up and down the building, and put the items such as baby strollers directly at the exit of the unit building."


At the end of 2017, the neighborhood committee of the community where Wang’s grandmother was located asked the residents for additional elevators. Wang Grandma thought that she would finally wait for the day when the upper and lower buildings were no longer guilty. I can wait for the left and wait until now.


Wang Chen’s Anhui Beili Anyi Community, the elevator addition plan is blocked in the first step.


A staff member of the Housing Safety and Equipment Management Office of the Beijing Municipal Construction and Construction Committee told the Economic Observer: "At present, the process of adding applications for old buildings is from the bottom up. The residents committee asks the owners for advice, and then reports the project to the street office, and the street office Reported to the Beijing Municipal Construction and Construction Committee. If the industry can unify the opinions, the addition of elevator projects basically does not require queuing."


A staff member of the Anhui Beili Anyi Community Residents Committee told the reporter that according to the regulations, there are two general situations in which the elevators are solicited for comments. “If each unit is equipped with an elevator separately, all the tenants of the unit are required to agree; if there are three elevators in the unit building, the two two-thirds principle will be met – according to the “Program” It is stipulated that the owners of the building's exclusive part account for more than two-thirds of the total area of the building and more than two-thirds of the total number of owners agree, that is, the addition of elevators in the ease community is the first case.


The staff of the neighborhood committee told reporters that they had built ordinary elevators and removed government subsidies. Each household had to bear the construction cost of 2,000 yuan and the subsequent elevator use and maintenance costs. The building in which Wang Chen lived was a multi-property house. During the consultation stage last year, the owners of the four old buildings in the community were unable to unify their opinions, and they were reluctant to spend more money. The plan to add elevators was broken in the first step. “Community workers can only be powerless.”


One or two layers of problems


A social news in December caught the attention of public opinion. Chengdu Huayang Jinrui Community plans to install elevators for 15 seven-storey houses, but different owners have reacted differently. Some low-level owners believe that the largest damage to the elevator is the low-rise owner, requiring compensation: 300,000 yuan on the first floor, 200,000 yuan on the second floor, and 100,000 yuan on the third floor. Some high-level owners believe that the compensation is unreasonable, and the entire community is upgraded after the elevator is installed.


Construction cost is only one of the reasons why consensus is difficult to gather. In more cases, the possible impact of new elevators on first- and second-floor residents is often the main reason why consensus is hard to find. Previously, there have been a series of disputes in many places across the country due to the addition of elevators. What lurks behind this phenomenon is the different impact of installing elevators on the value of different floors.


The addition of an elevator is thought to have brought about an overall increase in the price of the house, but this increase is more reflected in the high-rise houses. Zhang Xin, a staff member of a housing agency near the side gate of No. 20 Ping Street, told the Economic Observer that because of the installation of the elevator, the owner would raise the price of the house accordingly. Under normal circumstances, the price of the square meter would increase by about 10,000 yuan. He showed reporters that the house on the sixth floor of Building No. 3 was being sold. Compared with the surrounding houses of the same quality but without additional elevators, the price increased from 100,000/m2 to 113,000/m2.


The price increase on the lower floors is far less than this level, but may be negatively affected by the installation of elevators, such as lighting, noise and so on. In this regard, the "Proposal" stipulates that in addition to the "two two-thirds principle", the consent of the owner of the unit directly affected by lighting, ventilation and noise after the addition of the elevator should be obtained.


Song Kun told the Economic Observer that in the practice of installing elevators in residential buildings, because of the influence of lighting and occupying green space, there is often no agreement between neighbors. The addition of elevators in old buildings faces the dilemma of strong demand but slow progress.


Cost, construction dilemma


Zhang Xin also said to the Economic Observer: "There are dozens of old buildings under the six-story building that are responsible for the sale. At present, only three buildings in the community will be equipped with elevators. The installation of elevators faces construction, user consent, funds, etc. The series of problems, only a few cases can be installed elevator."


In addition to the consensus, the problem of new elevator construction mode and funding in the old community remains to be solved.


Jiang Gui, who is engaged in the sales and installation of elevators, told the Economic Observer that in the process of adding elevators in the old community, the biggest construction difficulty and cost came from the pipeline change. He calculated an account with the reporter and installed an ordinary elevator, which cost a small one million. Among them, the cost of elevator installation costs is about 300,000 yuan, and the cost of pipeline replacement is between 300,000 and 40,000 yuan.


Jiang Gui said: "Because the underground pipelines have limited load-bearing capacity, the pipelines below the elevators need to be changed. In the process of pipeline relocation, gas, cable, heating and other pipelines are involved, and these correspond to different departments and need to be coordinated by multiple departments. This aspect includes time and money costs.


The summary issued by the Beijing Municipal Commission of Housing and Urban-Rural Development concluded that the elevator work articles for existing houses in 2017 were proposed. Although the elevators in the old buildings have been advocated for many years, they have not seen the effect, and it is difficult to raise funds and communicate with the owners. In this regard, the Beijing Municipal Construction and Construction Committee proposed to use three models to solve the current financial problems: First, the “generation of construction and rental” model, the owner entrusted a third party as the main body of implementation, responsible for the investment of additional elevators and follow-up maintenance, the owner monthly or yearly The user fee is paid; the second is the ownership unit or the collective investment installation mode; the third is the owner self-raising model, and the expenses are agreed upon by the owner.


On September 27, 2018, the Report of the Beijing Municipal Commission of Housing and Urban-Rural Development on the Progress of Comprehensive Rehabilitation of Old Residential Quarters in the City shows that there are three construction modes: the construction of the rental model, the collective or unit investment, and the self-raising of the owner. In the middle, the agency construction rental model has accounted for 70% of the total installed elevators.


This article tags: elevator, old building, elevator, old building, elevator installation, elevator installation